80 Paddle Boat Ln #719 · Hilton Head Island, SC 29928

$269,000

1 bd · 1.0 ba · 645 sqft · Condo · 279 Days on market

Built 2002 Good condition $417/sqft · 8% below area Est $292k · 8% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.0/15.0
• Cash flow +8.0/30.0
• Appreciation +6.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Beautifullу maіntaіnеd 1-bedroοm vіlla with stunning pool views, іdеally located on the second floor in one of Islanders most desirable spots. Enjoy walking distance to the marina with its charming shops and restaurants, plus a short drive to Coligny Beach and the Atlantic Ocean. This villa offers both convenience and an unbeatable location for island living.

Key facts

• Pool views
• Parking
• Community pool

Tags

• POOL VIEWS
• WALKING DISTANCE TO MARINA
• SHORT DRIVE TO COLIGNY BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.5% below list).
• Recommended offer: $235k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.0% in Hilton Head Island — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#157 in SC) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 838 active listings in the ZIP; solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.2% local appreciation)).
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $193k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $235,394 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 9.5

CMA / ARV

• ARV (median comp): $291,581
• List price: $269,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.21% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $18,266
• Equity at exit: $124,108

10-year hold

• IRR: 7.4%
• Equity multiple: 2.16×
• Total profit: $87,517
• Equity at exit: $193,754

Cash invested: $75,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29928

• Home prices YoY: 1.3%
• Rents YoY: 3.2%
• Active inventory: 838
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA est. from 1 same-building comp: −$281
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-280

Break-even live

Break-even rent $2,709

Max offer price $228,428

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-187	+0% $-280	+5% $-373	+10% $-466
Rent	-10% $-466	-5% $-373	+0% $-280	+5% $-187	+10% $-94
Rate	-1.0pp $-145	-0.5pp $-212	base $-280	+0.5pp $-350	+1.0pp $-421

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $269,000 Active 279 DOM
2. 2026-06-17
   days on market $269,000 Active 278 DOM
3. 2026-06-16
   days on market $269,000 Active 277 DOM
4. 2026-06-15
   days on market $269,000 Active 276 DOM
5. 2026-06-14
   days on market $269,000 Active 274 DOM
6. 2026-06-13
   days on market $269,000 Active 273 DOM
7. 2026-06-10
   days on market $269,000 Active 271 DOM
8. 2026-06-09
   days on market $269,000 Active 270 DOM
9. 2026-06-08
   days on market $269,000 Active 269 DOM
10. 2026-06-07
    days on market $269,000 Active 268 DOM
11. 2026-06-05
    days on market $269,000 Active 265 DOM
12. 2026-06-03
    days on market $269,000 Active 264 DOM
13. 2026-06-02
    days on market $269,000 Active 263 DOM
14. 2026-06-01
    days on market $269,000 Active 262 DOM
15. 2026-05-31
    days on market $269,000 Active 261 DOM
16. 2026-04-08
    price $269,000 369-char remark

    Show marketing remark (369 chars)

    Beautifullу maіntaіnеd 1-bedroοm vіlla with stunning pool views, іdеally located on the second floor in one of Islanders most desirable spots. Enjoy walking distance to the marina with its charming shops and restaurants, plus a short drive to Coligny Beach and the Atlantic Ocean. This villa offers both convenience and an unbeatable location for island living.

17. 2026-03-16
    price $279,000 369-char remark

    Show marketing remark (369 chars)

    Beautifullу maіntaіnеd 1-bedroοm vіlla with stunning pool views, іdеally located on the second floor in one of Islanders most desirable spots. Enjoy walking distance to the marina with its charming shops and restaurants, plus a short drive to Coligny Beach and the Atlantic Ocean. This villa offers both convenience and an unbeatable location for island living.

18. 2025-09-12
    listed $284,000 Active 369-char remark

    Show marketing remark (369 chars)

    Beautifullу maіntaіnеd 1-bedroοm vіlla with stunning pool views, іdеally located on the second floor in one of Islanders most desirable spots. Enjoy walking distance to the marina with its charming shops and restaurants, plus a short drive to Coligny Beach and the Atlantic Ocean. This villa offers both convenience and an unbeatable location for island living.

19. 2021-04-30
    soldstatus $193,000 546-char remark

    Show marketing remark (546 chars)

    Great opportunity to purchase a 1 bedroom on the South end w/ tenant in place. Located in the 700 building w/ deeded undercover parking and really low monthly fees, this villa has been well maintained w/ beautiful pool views. Brighton Bay is located around the corner from Palmetto Bay Marina w/ shops, restaurants, water sports and even a public boat launch. Want more? How about all of the great amenities that Brighton Bay has to offer: Community Pool, Fitness Center, Cabana area, Observation Deck w/ gorgeous Marsh Views and even a Car Wash.

20. 2021-03-08
    listed $189,900 546-char remark

    Show marketing remark (546 chars)

    Great opportunity to purchase a 1 bedroom on the South end w/ tenant in place. Located in the 700 building w/ deeded undercover parking and really low monthly fees, this villa has been well maintained w/ beautiful pool views. Brighton Bay is located around the corner from Palmetto Bay Marina w/ shops, restaurants, water sports and even a public boat launch. Want more? How about all of the great amenities that Brighton Bay has to offer: Community Pool, Fitness Center, Cabana area, Observation Deck w/ gorgeous Marsh Views and even a Car Wash.

21. 2005-07-01
    soldstatus $195,000
22. 2005-04-06
    listed $199,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,247
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − HOA: −$3,372
• − Depreciation: −$7,825
• Taxable loss: −$7,918
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-1,464/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom condo is in good condition with a good condition score of 75. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can enhance the overall appearance and value of the home.
• Both Replace the ceiling fans — Ceiling fans can improve air circulation and add to the home's appeal.
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Install new flooring in the bathrooms — New flooring can improve the appearance and functionality of the bathrooms.
• Both Add a smart home system — A smart home system can increase the home's appeal and value, making it more convenient for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can enhance the overall appearance and value of the home. ↑
• Both Replace the ceiling fans — Ceiling fans can improve air circulation and add to the home's appeal. ↑
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Install new flooring in the bathrooms — New flooring can improve the appearance and functionality of the bathrooms. ↑
• Both Add a smart home system — A smart home system can increase the home's appeal and value, making it more convenient for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Hilton Head Island

• Score: 64/100
• State rank: #157
• US rank: #14648

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilton Head Island, SC
• County: Beaufort County · 163,770 people
• City population: 40,243
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 15,785
• Household income: $97,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 216.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 2% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.21%
• Current HPI: 243.4136
• Rent YoY: ▲ 3.23%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+35.2% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $269,000 RSMLS
• 2026-03-16 Price Changed $279,000 RSMLS
• 2025-09-12 Listed $284,000 RSMLS
• 2021-04-30 Sold (MLS) $193,000 RSMLS
• 2021-03-08 Listed $189,900 RSMLS
• 2005-07-01 Sold (MLS) $195,000 RSMLS
• 2005-04-06 Listed $199,000 RSMLS